Planning Commission Minutes (DRAFT) - 10/19/1992 DRAFT
TIGARD PLANNING COMMISSION
REGULAR MEETING - OCTOBER 19, 1992
1. CALL TO ORDER: Vice President Castile called the meeting to
order at 7:30 PM. The meeting was held in the Tigard Civic
Center - TOWN HALL - 13125 SW Hall Boulevard.
2. ROLL CALL:
PRESENT: Commissioners Boone, Castile, Hawley, Moore,
Saporta, Saxton, and Schwab.
ABSENT: Commissioner
Fyre.
3. APPROVE MINUTES:
Commissioner Saporta moved and Commissioner Moore seconded-to
approve the minutes for the October 5th meeting as corrected.
Motion passed by majority vote of Commissioners present.
Commissioner Saxton Abstained.
4. PLANNING COMMISSIONC OMMUNICATIONS
There were no communications received for this meeting.
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5. PUBLIC HEARING -
5.1 TIGARD TRIANGLE PLAN NPO #4) A hearing to consider whether to
accept a land use plan and general development standards for
the Tigard Triangle and to forward the plan and standards to
the City Council. The Tigard Triangle is the area bounded by
I-5, Highway 217, and Pacific Highway. Implementation
measures will be initiated if the plan is accepted by the City
Council.
o Senior Planner John Acker reviewed the history of the planning
process initiated by the. City Council. He discussed the
subject area and characteristics. He talked about the goals
which were developed to deal with economic, environmental, and
transportation issues. He reviewed the various plans which
were developed and the final two which were chosen as the best
alternatives. He pointed out the residential areas and
commercial designations and discussed the flexibility built
into the plan.
o Associate Planner answered questions from Commissioners
regarding current zoning, density, and funding for parks.
PLANNING COMMISSION MINUTES - OCTOBER 19, 1992 PAGE 1
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o Commissioner hawley read the comments received by staff
members from the public during NPO meetings regarding Triangle
plan:
NPO 1 2 and 4 met on September 9 1992
o Preservation of trees was important
o Residential is preferred to low quality Commercial
o Walking paths are a natural in the Triangle
o Should be community involvement when dealing with wetland
issues
o Traffic issues on SW 72nd
NPO 5 and 6 met on September 16, 1992
o Area should be creatively developed
o Development should be balanced
o The Plan should not be an experiment
o Area was meant to be Commercial
o Is Phil Lewis School a good location?
Chamber of Commerce Public Affairs Committee met on
September 22, 1992
o Debate of flexibility versus certainty
o Mixed use with transit is a benefit
o Majority favored alternative B which is the design
overlay alternative
o September 23, 19932 Chamber Board of Directors endorsed
Alternative B
NPO 8 met on October 1, 1992
o Plan should consider affordable housing
o Plan should be realistic
0 72nd through the Triangle needs to be improved at one
time
o Consider residents in planning
o Mixed use concept (European model works)
NPO 3 and 7 met on October 7, 1992
o Possibility for an RV"park in the Triangle
o Process is most important
Tigard/Tualatin School District discussed on the phone with
John Acker on September 29, 1992
PLANNING COMMISSION MINUTES - OCTOBER 19, 1992 PAGE 2
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o School District has no plans for changing Phil Lewis
School
o Changes in numbers of students in Triangle will be
considered in planning, but no comments at this time
o Commissioner Castile read a petition (Exhibit A) received
against comprehensive plan change:
"We the undersigned residents of Hermosa Park, Tigard, Oregon,
hereby petition the City of Tigard to not change the
Comprehensive Plan to Multi-Family Residential for the Hermosa
Park and the undeveloped property directly to the north and
west of Hermosa Park. "
o Associate Planner Acker discussed the petition he received
while he was attending the NPO 5 meeting, although it was not
from an NPO member.
o Discussion followed and Associate Planner advised that area
was low-density Residential and Commercial.
o Commissioner Schwab read a letter dated October 11, 1992,
addressed to the Planning Commission regarding specifically
described property currently zoned General Commercial (Exhibit
B) . The letter was from property owners Hunziker, Gerlach,
and VanGordon and requests that the existing Commercial zoning
remain in place, as the proximity to Hwy. 217 makes it better
for Commercial zoning than for Residential. Noise, pollution,
and safety issues were cited as the main reasons this property
should not be made Residential.
o PUBLIC HEARINGS
o Doris VanGordon, 14430 SW 94th Court, Tigard, Oregon, stated
that she feels the property referred to in the above letter is
properly zoned and should not be changed. She answered
questions clarifying safety concerns and discussed current
access to the property.
o Gordon Martin, 12265 SW 72nd Avenue, Tigard, said he lives in
the Tigard Triangle area. He noted there was protection with
regard to zoning for some Residential areas and not for
others. Discussion followed regarding buffering between
Residential and Commercial areas. He discussed the petition
presented concerning the Hermosa Park area. He suggested that
the petition was not clear to the Commissioners, and he
proposed that he prepare another petition with more clear
wording. He said his concern was regarding property values
being greater for Commercial property, and the desire of
PLANNING COMMISSION MINUTES - OCTOBER 19, 1992 PAGE 3
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Hermosa Park residents to bring their Residential property to
a Commercial designation in the future. Discussion followed
regarding the intentions of the residents of Hermosa Park and
the interpretation of the petition. Commissioner Hawley
advised that the residents spoke in person indicating their
intention to remain Residential.
Gordon Martin spoke about the goals and guidelines discussed
during the NPO 5 meeting. He talked the Dartmouth LID, which
he said did not meet the goals and guidelines. He suggested
setting the assessment against the Commercial property and not
against Residential property.
Regarding the grading of the area, he said it is going to be
very expensive. He said development is going to be too
expensive with the LID and the grading costs.
Mr. Martin distributed copies of the approved minutes from m the
NPO 4 meeting of April 8th, which recommended that
" . . .currently zoning of the Tigard Triangle not be changed for
now. "
o Long-range Planner Carol Landsman, discussed the process for
determining the Residential area and use of the community
school. She clarified that although the LID area has been
identified, the financing mechanism has not been determine.
o Ron Timmerman, Concourse Development Northwest, Inc. , stated
he is interest in the Triangle area is development of the
Martin property. He discussed the buffering issue, which he
did not think made a lot of sense. He talked about the grade
problems as it pertains to their development plans. He
reviewed some of the amenities which are possible with his 25
acre project, for example pedestrian pathways. He recommended
having an overlay to allow high-density multi-family in any
area. He noted that the key to developing the Triangle is
improving SW 72nd and Dartmouth.
o Irving Larson,, NPO #4 member, said he would answer questions
pertaining to the NPO minutes. Commissioner Hawley read again
the comments which were read into the records earlier in this
evening's meeting. He agreed with the issues involving SW
72nd.
Commissioner Boone inquired of Mr. Larson what the residents
of Hermosa Park prefer. Mr. Larson stated Commercial would be
preferred.
PUBLIC HEARING CLOSED
PLANNING COMMISSION MINUTES - OCTOBER 19, 1992 PAGE 4
o Commissioner Moore said the majority of Hermosa residents he
talked with indicated their preference to - maintain their
neighborhood as it is, with buffering between Commercial. He
said he favored recommending to Council the Alternative A\B
shown tonight, as it has the best flexibility and use of land.
o Commissioner Hawley talked about the tax liability which would
adversely affect Hermosa Park if it were zoned Commercial.
She noted that the residents wanted to remain residential.
She favored the current alternative A/B.
o Commissioner Saporta discussed the public hearing during which
the residents of Hermosa Park indicated their preference for
Residential. He was concerned with the small sliver of
Commercial area at the end of Residential because of traffic
issues. Concerning the Northwest corner of the Triangle, he
felt buffering should be considered if possible. He did not
want to see Commercial zones up against the school. - He
favored the current alternative because of its flexibility.
o Commissioner Schwab favored recommending the current
alternative to Council. He discussed the SW 79th and Hermosa
Park areas. He clarified that the residents do not wish to
change to multi-family, but they prefer to remain residential
until a later time when they can be successfully zoned
Commercial. He recommended changing the pipe stem area back
to Commercial-General down to the Triangle owned by Mrs. Van
Gordon, except for the one single-family residential. He
talked about the goal of keeping as much of the LID as
possible in its present commercial zoning, especially on the
west side of SW 72nd. -
o Commissioner Moore discussed the petition from Hermosa Park.
He was not comfortable with it as it was worded. Discussion
followed concerning the interpretation of the petition.
o Commissioner Boone did not favor buffering single-family
residential with multi-family residential.
o Commissioner Saxton noted that the petition was not dated, and
does not specifically refer to any of the alternatives. He
discussed the NPO minutes dated April 8th. He discussed the
comments from Mrs. VanGordon. He agreed with Commissioner
Schwab regarding the pipe stem which should be Commercial. He
also agreed that everything west of SW 72nd will eventually
end up Commercial. He favored modifying this plan and
forwarding it to Council. The section of Multi-family to
Commercial and changing the triangle at the end of Beveland to
Commercial with connection to the property to the north for
PLANNING COMMISSION MINUTES - OCTOBER 19, 1992 PAGE 5
access.
o Commissioner Castile expressed agreement with Commission
Saxton's comments. In addition, he favored protecting
Beveland from through traffic to the Commercial area.
o Commissioner Saporta discussed the pressure which will cause
the Residential area to change to Commercial without a buffer
of multi-family.
o Planner Carol Landsman discussed Phil Lewis School. She
clarified high-density residential, and the various
possibilities. She explained the design overlay district
height requirement.
* Commissioner Hawley moved to recommend this plan to City
Council suggested recommending the current plan to Council.
Motion failed with Commissioners Moore, Hawley, and Saporta
voting yes and Commissioners Castile, Boone, Schwab, and
Saxton voting no.
* Commissioner Saxton moved and Commissioner Boone
seconded to amend the current alternative dated October 19,
1992 to change the high-density residential located west of
72nd and north of Hermosa Park to General-Commercial and to
restore the General-Commercial to the VanGordon property (3.12
acres, WCTM 2S1 1BD tax lot 100) back to General-Commercial.
Motion passed by majority vote of Commissioners present.
Commissioners Moore, Hawley, Saporta voted no, and
Commissioners Schwab, Boone, Castile, and Saxton voted yes.
6. OTHER BUSINESS
Community Development Director Ed Murphy invited the
Commissioners to attend the Metro 2040 meeting on Tuesday,
October 27, 1992 at 6:30 PM. He said alternatives will be
discussed and comments will be taken.
There was discussion concerning landscaping plan for Dartmouth
area.
7. ADJOURNMENT
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